| Conditions or Reasons for Planning Application - CB/25/00953/FULL |
| Conditions or Reasons: | | 1)
The proposed development, by reason of the proposed buildings' siting at depth within the open countryside, scale and design, will result in a harmful urbanising visual incursion into the open countryside, resulting in harm tot he character and appearance of the area, including the rural setting and the intrinsic character and beauty of the countryside. The development will not respect, retain and enhance the character and distinctiveness of the local landscape. It has not been demonstrated that the proposed development will not result in a harmful impact on trees, hedgerows and landscape features which contribute to the wider landscape and associated biodiversity, or whether landscape mitigation measures are required. The proposal is therefore considered contrary to Policies SP7, DC2, HQ1, EE4, EE5 and EE9 of the Central Bedfordshire Local Plan (2021), the National Planning Policy Framework and the Central Bedfordshire Council Landscape Character Assessment (2024). |
| 2)
On the basis of the information provided within the application, it has not been satisfactorily demonstrated that the proposed development would be exempt from providing a 10% net gain in biodiversity. The proposal has not demonstrated that there will not be any adverse impact on protected species and therefore the requirement for mitigation is unknown. Therefore, the proposed development would not be in accordance with Policies EE2 and EE3 of the Central Bedfordshire Local Plan (2021), Section 15 of the National Planning Policy Framework, or Schedule 7A of the Town and Country Planning Act 1990 (as inserted by Schedule 14 of the Environment Act 2021). |
| 3)
Insufficient information has been submitted to determine whether there will be an intensification of use at the site, whether there is suitable access or available visibility splays, or whether there is an appropriate internal layout and parking provision. On the basis of the submitted information, the impact on highway safety and patterns of movement cannot be determined. The proposal therefore conflicts with Policies T2 and T3 of the Central Bedfordshire Local Plan (2021) and Section 9 of the NPPF. |
| 4)
Insufficient information has been provided to adequately assess the acceptability of any proposed surface water drainage strategy and that the proposed development will be safe for the lifetime of the development without increasing flood risk elsewhere, contrary to Policy CC5 of the Central Bedfordshire Local Plan (2021) and Section 14 of the NPPF. |
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